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If you're thinking about investing in rental property in Sharjah, understanding what yields you can realistically expect is essential before making any decision.
This article breaks down gross and net rental yields, vacancy rates, neighborhood differences, and all the costs that affect your bottom line in Sharjah as of 2026.
We constantly update this blog post to reflect the latest market data and trends in the Sharjah real estate market.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Sharjah.
Insights
- Sharjah's average gross rental yield of around 4.5% in early 2026 sits roughly 1 to 2 percentage points below Dubai's typical apartment yields, reflecting Sharjah's lower entry prices but also more moderate rent levels.
- The gap between Sharjah's highest-yield neighborhoods like Al Nahda and lowest-yield areas like Corniche Al Buhaira can reach 2 to 4 percentage points, making location choice one of the biggest yield drivers.
- Studios and compact one-bedroom apartments in Sharjah typically deliver 0.5% to 1% higher gross yields than larger units because rent per square foot holds up better relative to purchase price.
- Sharjah's vacancy rate of around 6% translates to roughly 3 to 4 weeks of empty time per year, which is manageable but still requires landlords to budget for turnover costs.
- The price-to-rent ratio in Sharjah sits at around 26 to 29 years for typical apartments, meaning it takes nearly three decades of rent to recover the purchase price before expenses.
- Service charges and AC maintenance are the recurring costs that most significantly eat into Sharjah landlords' net yields, often reducing gross yield by 1% to 1.5%.
- Sharjah real estate transactions hit AED 40 billion in the first 10 months of 2025, up 33% year-over-year, signaling strong market liquidity and investor confidence.
- New master-planned communities like Masaar, Aljada, and Al Tay Hills are expected to lift rent ceilings in surrounding areas as infrastructure and amenities mature over 2026 and 2027.
Fact-checked and reviewed by our local expert
Ines Benaddi 🇲🇦🇫🇷
Real Estate Agent, Dubai Real Estate
What are the rental yields in Sharjah as of 2026?
What's the average gross rental yield in Sharjah as of 2026?
As of early 2026, the average gross rental yield for residential property in Sharjah sits at around 4.5%, which means landlords typically collect about AED 4.50 in annual rent for every AED 100 of property value.
Most typical residential properties in Sharjah fall within a gross yield range of 3.8% to 5.8%, with the exact figure depending heavily on neighborhood and unit size.
Compared to Dubai, Sharjah's gross yields tend to run slightly lower because property prices have risen faster than rents in many areas, though Sharjah still offers better yield efficiency than Abu Dhabi's premium districts.
The single most important factor influencing Sharjah gross rental yields right now is location relative to the Dubai border, since commuter-friendly areas command strong rents while keeping purchase prices relatively accessible.
What's the average net rental yield in Sharjah as of 2026?
As of early 2026, the average net rental yield for residential property in Sharjah comes in at around 3.2%, after accounting for all recurring landlord expenses.
The typical difference between gross and net yield in Sharjah is about 1% to 1.5%, which reflects the various costs that eat into rental income even in a jurisdiction without annual property taxes.
Service charges for apartments and AC maintenance costs across all property types are the recurring expenses that most significantly reduce gross yield to net yield in Sharjah, often representing 8% to 12% of annual rent.
Most standard investment properties in Sharjah deliver net yields in the range of 2.6% to 4.2%, with the wide spread reflecting differences in building age, service charge levels, and how efficiently landlords manage turnover costs.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Sharjah.
We made this infographic to show you how property prices in the UAE compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What yield is considered "good" in Sharjah in 2026?
In early 2026, local investors in Sharjah generally consider a gross rental yield of 5.5% or higher to be "good," meaning the property generates strong income relative to its purchase price.
The threshold that separates average-performing properties from high-performing ones in Sharjah is around 4.5% gross yield, so anything above that figure puts you in the upper half of market performance, while yields below 3.8% typically indicate you're paying a premium for location or newness that rents haven't yet caught up to.
How much do yields vary by neighborhood in Sharjah as of 2026?
As of early 2026, the spread in gross rental yields between Sharjah's highest-yield and lowest-yield neighborhoods can reach 2 to 4 percentage points, making location one of the most important decisions for investors.
The highest rental yields in Sharjah typically appear in commuter-friendly districts near the Dubai border like Al Nahda, Al Taawun, and older established areas like Abu Shagara and Al Qasimia, where purchase prices remain relatively affordable but tenant demand stays strong.
The lowest rental yields in Sharjah are usually found in waterfront and lifestyle-premium locations like Corniche Al Buhaira and Al Khan, where property prices reflect sea views and amenities more than rent efficiency.
The main reason yields vary so much across Sharjah neighborhoods is that prices and rents don't move in lockstep, so areas where prices have run ahead of rents compress yields, while areas with steady demand and lower entry prices deliver better returns.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Sharjah.
How much do yields vary by property type in Sharjah as of 2026?
As of early 2026, gross rental yields in Sharjah range from around 3.5% for large villas and premium apartments up to roughly 5.5% or more for well-located studios and compact one-bedroom units.
Studios and one-bedroom apartments currently deliver the highest average gross rental yields in Sharjah because their rent per square foot holds up better relative to purchase price, making them more efficient income generators.
Large apartments and large family villas typically deliver the lowest gross rental yields in Sharjah because purchase prices climb faster than rent ceilings, especially for units with extra space that tenants aren't willing to pay proportionally more for.
The key reason yields differ between property types in Sharjah is that tenants prioritize location and convenience over extra square meters, so smaller units capture rent more efficiently while larger units suffer from higher per-meter acquisition costs.
By the way, you might want to read the following:
- What rental yields can you expect for an apartment in Sharjah?
- What rental yields can you expect for a villa in Sharjah?
What's the typical vacancy rate in Sharjah as of 2026?
As of early 2026, the average residential vacancy rate in Sharjah sits at around 6%, which translates to roughly 3 to 4 weeks of empty time per year when you include tenant turnover and leasing periods.
Vacancy rates across Sharjah neighborhoods range from about 3% to 5% in highly liquid commuter zones with correctly priced units, up to 6% to 9% in areas with overpriced stock or where new competing supply has just been delivered.
The main factor driving vacancy rates in Sharjah right now is pricing alignment, meaning units that are priced correctly for their location and condition fill quickly, while those priced above market expectations sit empty longer.
Sharjah's vacancy rate is relatively healthy compared to regional benchmarks, supported by affordability-driven demand from tenants moving from Dubai and by steady development activity that keeps the market active without oversupplying.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Sharjah.
What's the rent-to-price ratio in Sharjah as of 2026?
As of early 2026, the price-to-rent ratio for typical apartments in Sharjah sits at around 26 to 29 years, meaning it would take roughly that long for rent to fully cover the purchase price before any expenses.
Buy-to-let investors in Sharjah generally look for a price-to-rent ratio below 25 years as favorable, which corresponds to a gross yield above 4%, and this ratio directly connects to yield since a lower ratio means higher rental returns on your investment.
Sharjah's rent-to-price ratio is slightly higher than Dubai's most efficient rental districts but more favorable than Abu Dhabi's premium areas, positioning Sharjah as a middle-ground option for yield-focused investors who still want UAE market exposure.
We have made this infographic to give you a quick and clear snapshot of the property market in the UAE. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods and micro-areas in Sharjah give the best yields as of 2026?
Where are the highest-yield areas in Sharjah as of 2026?
As of early 2026, the top three highest-yield neighborhoods in Sharjah are Al Nahda (Sharjah), Al Taawun, and select pockets of Abu Shagara, all of which benefit from strong commuter demand and relatively accessible purchase prices.
In these top-performing Sharjah areas like Al Nahda and Al Taawun, gross rental yields typically range from 5% to 6%, compared to the emirate-wide average of around 4.5%.
The main characteristic these high-yield Sharjah areas share is their proximity to Dubai and established tenant services, which keeps rental demand steady while purchase prices haven't escalated as dramatically as in lifestyle-focused districts.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Sharjah.
Where are the lowest-yield areas in Sharjah as of 2026?
As of early 2026, the top three lowest-yield neighborhoods in Sharjah are Corniche Al Buhaira, Al Khan, and brand-new pockets within recently launched master-planned communities where prices bake in future potential before rents catch up.
In these low-yield Sharjah areas, gross rental yields typically range from 3% to 4%, well below the emirate average of around 4.5%.
The main reason yields are compressed in areas like Corniche Al Buhaira and Al Khan is that property prices reflect waterfront views, lifestyle amenities, and prestige positioning, while rents are limited by what tenants can actually afford to pay monthly.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Sharjah.
Which areas have the lowest vacancy in Sharjah as of 2026?
As of early 2026, the top three neighborhoods with the lowest residential vacancy rates in Sharjah are Al Nahda (Sharjah), Muwaileh Commercial, and Al Majaz, all of which benefit from strong, repeatable tenant demand.
In these low-vacancy Sharjah areas, vacancy rates typically range from 3% to 5%, meaning units rarely sit empty for more than 2 to 3 weeks between tenants.
The main demand driver keeping vacancy low in areas like Muwaileh Commercial and Al Majaz is the combination of commuter convenience, nearby schools and universities, and a critical mass of comparable rental stock that makes the areas familiar and easy for tenants to choose.
The trade-off investors face when targeting these low-vacancy Sharjah areas is that strong tenant demand often pushes up purchase prices, which can compress yields even as occupancy stays high.
Which areas have the most renter demand in Sharjah right now?
The top three neighborhoods currently experiencing the strongest renter demand in Sharjah are Al Nahda (Sharjah), Muwaileh Commercial, and Al Majaz, driven by their mix of commuter access, family amenities, and mid-market positioning.
The typical renter profile driving demand in these Sharjah areas is young professionals and families who work in Dubai but prefer Sharjah's lower living costs, along with students and staff connected to nearby universities.
In high-demand Sharjah neighborhoods like Al Nahda and Muwaileh Commercial, correctly priced rental listings typically get filled within 1 to 3 weeks, compared to 4 to 6 weeks in less liquid areas.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Sharjah.
Which upcoming projects could boost rents and rental yields in Sharjah as of 2026?
As of early 2026, the top three upcoming infrastructure and development projects expected to boost rents in Sharjah are continued phases of Masaar, the maturing of Aljada with its retail and amenity build-out, and the expansion of Al Tay Hills with new family-oriented infrastructure.
The neighborhoods most likely to benefit from these Sharjah projects include the areas surrounding Masaar and Aljada, where improved schools, retail, and transport links will raise the overall appeal and rent ceilings for nearby properties.
Once these Sharjah projects are fully completed and operational, investors might realistically expect rent increases of 5% to 15% in directly adjacent areas, depending on how much new amenity and job access the developments bring.
You'll find our latest property market analysis about Sharjah here.
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What property type should I buy for renting in Sharjah as of 2026?
Between studios and larger units in Sharjah, which performs best in 2026?
As of early 2026, studios and one-bedroom apartments generally outperform larger units in Sharjah in terms of gross rental yield, while two-bedroom units often win on occupancy stability due to lower family turnover.
Studios in Sharjah typically deliver gross yields of 5% to 6% (around AED 45,000 to 55,000 annual rent, or USD 12,250 to 15,000, or EUR 11,300 to 13,800), while two and three-bedroom apartments usually yield 3.5% to 4.5%.
The main factor explaining why smaller units outperform in Sharjah is that rent per square foot holds up better for compact spaces, since tenants pay primarily for location and convenience rather than extra floor area.
However, larger units can be the better investment choice in Sharjah when targeting stable family tenants who stay for multiple years, reducing turnover costs and vacancy risk that can eat into smaller units' yield advantage.
What property types are in most demand in Sharjah as of 2026?
As of early 2026, the most in-demand property type in Sharjah is the one to two-bedroom apartment in commuter-friendly districts, which forms the backbone of the emirate's rental market.
The top three property types ranked by current tenant demand in Sharjah are: first, studios and one-bedroom apartments for singles and couples; second, two-bedroom apartments for small families; and third, family villas and townhouses in newer master-planned communities.
The primary demographic trend driving this demand pattern in Sharjah is affordability-seeking professionals and families who work in Dubai but want lower housing costs, combined with students and university staff near educational hubs.
One property type currently underperforming in demand in Sharjah is the large luxury villa or penthouse segment, which trades more on lifestyle appeal than rental efficiency and faces limited tenant pools willing to pay premium rents.
What unit size has the best yield per m² in Sharjah as of 2026?
As of early 2026, the unit size range delivering the best gross rental yield per square meter in Sharjah is typically 25 to 50 square meters, which covers studios and compact one-bedroom apartments.
For this optimal unit size in Sharjah, landlords can expect gross rental yields around AED 1,000 to 1,200 per square meter annually (roughly USD 270 to 330 or EUR 250 to 300 per square meter per year).
Smaller units under 25 square meters can suffer from tenant discomfort that limits rent growth, while larger units above 80 square meters see yield per square meter drop because tenants won't pay proportionally more for extra space they don't need.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Sharjah.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in the UAE versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What costs cut my net yield in Sharjah as of 2026?
What are typical property taxes and recurring local fees in Sharjah as of 2026?
As of early 2026, Sharjah does not charge an annual property tax like many Western countries, but landlords do face recurring municipality-related charges connected to tenancy registration and building services that typically amount to AED 1,000 to 3,000 per year (USD 270 to 820 or EUR 250 to 750).
Other recurring local fees Sharjah landlords must budget for include lease attestation charges, building service charges (especially for apartments), and compliance-related fees that can add AED 2,000 to 5,000 annually (USD 545 to 1,360 or EUR 500 to 1,250) depending on property type and building.
These taxes and fees in Sharjah typically represent 3% to 6% of gross rental income, which is relatively modest compared to jurisdictions with full property tax regimes but still meaningful for yield calculations.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Sharjah.
What insurance, maintenance, and annual repair costs should landlords budget in Sharjah right now?
Annual landlord insurance for a typical rental property in Sharjah costs around AED 800 to 2,000 (USD 220 to 545 or EUR 200 to 500), covering building and contents protection against common risks.
Sharjah landlords should budget 10% to 15% of annual rental income for maintenance and repairs, which translates to roughly AED 4,000 to 8,000 per year (USD 1,090 to 2,180 or EUR 1,000 to 2,000) for a typical apartment.
The repair expense that most commonly catches Sharjah landlords off guard is AC system maintenance and replacement, since the extreme climate causes faster wear than in temperate regions and a full AC replacement can cost AED 5,000 to 15,000.
In total, Sharjah landlords should realistically budget AED 6,000 to 12,000 annually (USD 1,630 to 3,270 or EUR 1,500 to 3,000) for combined insurance, maintenance, and repair costs, with villa owners budgeting toward the higher end.
Which utilities do landlords typically pay, and what do they cost in Sharjah right now?
In Sharjah, tenants typically hold the SEWA (Sharjah Electricity, Water and Gas Authority) account and pay for their own electricity and water consumption, while landlords cover building service charges and sometimes absorb deposit fees or connection charges in inclusive rental arrangements.
When landlords do cover utilities in all-inclusive rental deals in Sharjah, monthly costs typically range from AED 300 to 800 (USD 80 to 220 or EUR 75 to 200) for a standard apartment, though this varies significantly based on unit size and tenant usage patterns.
What does full-service property management cost, including leasing, in Sharjah as of 2026?
As of early 2026, full-service property management in Sharjah typically costs 5% to 8% of annual collected rent (roughly AED 2,500 to 5,000 per year or USD 680 to 1,360 or EUR 625 to 1,250 for a typical rental unit), covering rent collection, maintenance coordination, and tenant communication.
On top of ongoing management, leasing or tenant-placement fees in Sharjah usually run around AED 2,000 to 5,000 per new tenant (USD 545 to 1,360 or EUR 500 to 1,250), often calculated as a percentage of one month's rent or a flat fee depending on the service provider.
What's a realistic vacancy buffer in Sharjah as of 2026?
As of early 2026, landlords in Sharjah should set aside roughly 8% to 10% of annual rental income as a vacancy buffer, which accounts for turnover time, marketing, and minor preparation between tenants.
This buffer typically translates to about 3 to 5 weeks of vacancy per year in Sharjah, though well-priced units in high-demand areas like Al Nahda or Muwaileh Commercial may experience even shorter gaps between tenants.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Sharjah, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| REIDIN UAE Residential Property Price Report | REIDIN produces the most widely used UAE residential price and rent indices with clear methodology and emirate-level coverage. | We used REIDIN's Sharjah apartment gross yield and price-to-rent ratio as our institutional baseline. We treated it as a conservative anchor for market-level yield calculations. |
| Sharjah City Municipality Rental Indicators Service | This is the Sharjah government's own service for checking official rental indicators by area and contract type. | We used it to validate that Sharjah has official area-level rent benchmarking. We treated it as a policy-grade reference when discussing neighborhood dispersion. |
| Bayut Sharjah Apartments Sale Price Index | Bayut is one of the UAE's largest property platforms and publishes transparent price-per-sqft indices with time horizons. | We used Bayut's emirate-wide sale price per sqft as one leg of our yield equation. We also used their popular areas tables to show how yields differ by neighborhood. |
| Bayut Sharjah Apartments Rental Index | Bayut provides comprehensive rent-per-sqft index values and recent percentage changes based on large listing volumes. | We used Bayut's emirate-wide rent per sqft as the other leg of our yield calculation. We paired it with sale prices to estimate gross yields for typical investor stock. |
| Bayut Sharjah Villas Sale Price Index | This provides the same transparent index approach specifically for the villa segment, a major family-rental product in Sharjah. | We used it to estimate gross yields for villas and townhouses by bedroom band. We then blended those with apartment data to get an all-types mixed estimate. |
| Bayut Sharjah Villas Rental Index | It provides structured rental index data for villas by bedroom type and popular areas. | We used it to compute villa gross yields by dividing rent per sqft by sale price per sqft. We also identified areas where villa rents are rising faster. |
| Savills Sharjah Residential Market Report | Savills is a major global real estate consultancy with formal research standards and comprehensive market coverage. | We used Savills to ground the demand drivers, transaction momentum, and major master-planned community narratives. We also justified why certain micro-areas attract stronger rents. |
| Gulf News - Sharjah Lease Attestation Fee Changes | Gulf News is a major UAE newspaper reporting on official Sharjah Municipality and Executive Council decisions. | We used it to reflect practical landlord and tenant admin frictions and compliance costs. We kept it focused on lease formalities and budgeting impacts. |
| Gulf Today - Sharjah Executive Council Lease Settlement | This outlet reports on Sharjah Executive Council actions and summarizes the mechanics of official decisions. | We used it to support the regulation and enforcement context explaining why the market pushes toward formal contracts. We treated it as qualitative input for vacancy and collection risk. |
| SEWA (Sharjah Electricity, Water and Gas Authority) | SEWA is the official utility provider, making it the cleanest reference for billing structures in Sharjah. | We used it to frame which utilities are commonly tenant-paid versus landlord-paid. We also referenced it when discussing recurring monthly cost loads and rent sensitivity. |
| Gulf News - SEWA Sewage Management Service Fee | This is a major UAE outlet covering official policy implementation on SEWA bills. | We used it as a concrete example of how non-rent bills can rise and affect tenants' total housing costs. We kept it as a budgeting line item for all-in rent negotiations. |
| Economy Middle East - SRERD Transaction Totals | This regional business publication reports Sharjah transaction statistics with attribution to the official SRERD. | We used it to confirm market liquidity and momentum as a sanity check that demand is real. We connected strong transaction activity to yield expectations. |
| Bayut Al Nahda (Sharjah) Rental Index | This provides granular neighborhood-level rental data for one of Sharjah's most active commuter districts. | We used it to illustrate high-yield area characteristics. We identified Al Nahda as a consistent outperformer due to its Dubai border proximity and strong tenant demand. |
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